7839 Clayburn St · Detroit, MI 48228

$54,500

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 32 Days on market

Built 1951 6,098 sqft lot Est $52k · at est.

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.7/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 1-bath bungalow plus a full basement . This property presents strong potential for the savvy investor, handyman, or buyer looking for their next rehab or renovation project. The layout offers functional living space with a full basement providing additional storage and utility potential. Property will require TLC and updates, making it an excellent opportunity to renovate and add value for rental or resale purposes. Conveniently located near major roadways, local amenities and everyday services, Whether you are expanding a rental portfolio or searching for your next rehab project.

Key facts

• Major roadways
• Full basement
• Local amenities

Tags

• FULL BASEMENT
• FUNCTIONAL LIVING SPACE
• ADDITIONAL STORAGE
• LOCAL AMENITIES
• MAJOR ROADWAYS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Natural gas water heater
• Home design: Ranch style; Single-family residence; Residential property
• Construction: Built in 1951; Vinyl siding
• Exterior features: Paved road access; Lot size about 0.14 acres

Interior

• Kitchen: Kitchen (9 x 9)
• Bedrooms: Primary bedroom (16 x 11); Bedroom 2; Bedroom 3
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Has heating
• Interior features: Five total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,282/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $377 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,865 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.35% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.55%
• DSCR: 3.16
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $52,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8630 Greenview Ave	0.67mi	3/1.0	924 (+0%)	3mo	$50,000	$54	66
7667 Greenview Ave	0.55mi	3/1.0	960 (+4%)	2mo	$65,100	$68	65
6789 Grandmont Ave	0.65mi	2/1.0 (-1)	911 (-1%)	1mo	$80,000	$88	62
7391 Ashton Ave	0.39mi	3/1.0	1,023 (+11%)	3mo	$40,000	$39	61
8271 Rosemont Ave	0.42mi	2/1.0 (-1)	1,000 (+9%)	2mo	$35,500	$36	59
8449 Penrod St	0.53mi	3/1.0	1,011 (+10%)	0mo	$95,000	$94	58
7746 Penrod St	0.39mi	2/1.0 (-1)	1,005 (+9%)	5mo	$60,000	$60	58
8309 Brace St	0.66mi	3/1.5	864 (-6%)	1mo	$28,500	$33	56
7633 Faust Ave	0.50mi	3/1.0	1,045 (+14%)	3mo	$60,000	$57	52
7425 Stahelin Ave	0.69mi	3/1.0	1,000 (+9%)	4mo	$37,000	$37	50
6884 Memorial Ave	0.54mi	2/1.5 (-1)	786 (-15%)	1mo	$70,000	$89	42
8838 Faust Ave	0.74mi	3/1.0	1,029 (+12%)	4mo	$54,500	$53	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 2.75×
• Total profit: $26,768
• Equity at exit: $8,126

10-year hold

• IRR: 47.3%
• Equity multiple: 4.90×
• Total profit: $59,553
• Equity at exit: $4,712

Cash invested: $15,260 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$286
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $617

Break-even live

Break-even rent $500

Max offer price $54,500

Occupancy floor 47%

Sensitivity live

Price	-10% $648	-5% $633	+0% $617	+5% $602	+10% $587
Rent	-10% $516	-5% $567	+0% $617	+5% $668	+10% $719
Rate	-1.0pp $645	-0.5pp $631	base $617	+0.5pp $603	+1.0pp $589

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.41mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.50mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	0.58mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	0.64mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.69mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.79mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	0.99mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.99mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.03mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.06mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	1.08mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	1.09mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.15mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	1.20mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	1.24mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	1.25mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.26mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.31mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	1.32mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.41mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.42mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	1.43mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.43mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	25d	1	1.43mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	1.44mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.46mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $54,500 Active 32 DOM
2. 2026-06-17
   days on market $54,500 Active 31 DOM
3. 2026-06-15
   days on market $54,500 Active 29 DOM
4. 2026-06-13
   days on market $54,500 Active 27 DOM
5. 2026-06-13
   days on market $54,500 Active 26 DOM
6. 2026-06-09
   days on market $54,500 Active 23 DOM
7. 2026-06-08
   days on market $54,500 Active 22 DOM
8. 2026-06-07
   pricedays on market $54,500 Active 21 DOM
9. 2026-06-04
   days on market $59,500 Active 18 DOM
10. 2026-06-03
    days on market $59,500 Active 17 DOM
11. 2026-06-02
    days on market $59,500 Active 16 DOM
12. 2026-06-01
    days on market $59,500 Active 15 DOM
13. 2026-05-31
    days on market $59,500 Active 14 DOM
14. 2026-05-17
    listed $59,500 Active 627-char remark

    Show marketing remark (627 chars)

    Opportunity awaits with this 3-bedroom, 1-bath bungalow plus a full basement . This property presents strong potential for the savvy investor, handyman, or buyer looking for their next rehab or renovation project. The layout offers functional living space with a full basement providing additional storage and utility potential. Property will require TLC and updates, making it an excellent opportunity to renovate and add value for rental or resale purposes. Conveniently located near major roadways, local amenities and everyday services, Whether you are expanding a rental portfolio or searching for your next rehab project.

15. 2026-05-17
    listed $59,500 Active 627-char remark

    Show marketing remark (627 chars)

    Opportunity awaits with this 3-bedroom, 1-bath bungalow plus a full basement . This property presents strong potential for the savvy investor, handyman, or buyer looking for their next rehab or renovation project. The layout offers functional living space with a full basement providing additional storage and utility potential. Property will require TLC and updates, making it an excellent opportunity to renovate and add value for rental or resale purposes. Conveniently located near major roadways, local amenities and everyday services, Whether you are expanding a rental portfolio or searching for your next rehab project.

16. 2026-05-17
    listed $59,500 Active

    Show marketing remark (627 chars)

    Opportunity awaits with this 3-bedroom, 1-bath bungalow plus a full basement . This property presents strong potential for the savvy investor, handyman, or buyer looking for their next rehab or renovation project. The layout offers functional living space with a full basement providing additional storage and utility potential. Property will require TLC and updates, making it an excellent opportunity to renovate and add value for rental or resale purposes. Conveniently located near major roadways, local amenities and everyday services, Whether you are expanding a rental portfolio or searching for your next rehab project.

17. 2008-09-06
    historical
18. 2008-08-24
    listed $6,500
19. 2005-01-26
    soldstatus $43,107
20. 2004-06-11
    listed $42,300
21. 1998-11-24
    soldstatus $61,900
22. 1998-03-24
    soldstatus $17,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,042 · $87/mo
• Projected year-2 tax: $1,042 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,385
• − Mortgage interest: −$3,053
• − Property taxes: −$1,042
• − Insurance: −$272
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$1,585
• Taxable income: $6,970
• Est. tax owed @ 24.0%: −$1,673
• After-tax cash flow: $5,737/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+250.0% since first listed

9 events — show timeline

• 2026-05-17 Listed $59,500 REALCOMP
• 2026-05-17 Listed $59,500 SW Michigan MLS
• 2026-05-17 Listed $59,500 MiRealSource-MiMLS
• 2008-09-06 Listing Removed — REALCOMP
• 2008-08-24 Listed $6,500 REALCOMP
• 2005-01-26 Sold (MLS) $43,107 REALCOMP
• 2004-06-11 Listed $42,300 REALCOMP
• 1998-11-24 Sold (Public Records) $61,900 Public Records
• 1998-03-24 Sold (Public Records) $17,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $1,042 · -53.8% YoY. Source: county tax records.